| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 29th | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13202 Downey Ave, Paramount, CA, 90723, US |
| Region / Metro | Paramount |
| Year of Construction | 1987 |
| Units | 64 |
| Transaction Date | 2019-07-24 |
| Transaction Price | $16,000,000 |
| Buyer | ZZZ INVESTMENT LLC |
| Seller | PI PROPERTIES NO 130 LLC |
13202 Downey Ave, Paramount CA Multifamily Investment Outlook
Neighborhood occupancy is strong and sustained, suggesting stable leasing conditions for a 64-unit asset, according to WDSuite’s CRE market data.
The property sits in Paramount’s Urban Core, where neighborhood occupancy ranks in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods and trends above national norms for stabilized renter demand. Median contract rents have risen over the past five years, and WDSuite’s commercial real estate analysis indicates continued support from a deep local renter base rather than transient demand.
Amenity access is a relative strength: restaurants, parks, pharmacies, and cafes score above national averages (many in the upper quartiles), supporting daily convenience and resident retention. Childcare density is comparatively thin, which may matter for family-oriented unit mixes, while average school ratings track below the national median—factors to consider in marketing and unit configuration.
Within a 3-mile radius, an estimated majority of housing units are renter-occupied, signaling meaningful depth for multifamily leasing and renewal activity. Over the same 3-mile radius, households are projected to increase even as total population edges down, pointing to smaller household sizes and a larger pool of households competing for units—conditions that can support occupancy stability and measured rent growth.
Ownership costs are elevated versus national benchmarks, and home values sit well above U.S. medians. In practice, this high-cost ownership market tends to reinforce renter reliance on multifamily housing, supporting pricing power and lease retention for well-managed assets.
Safety indicators for the neighborhood are broadly mid-pack nationally with signs of improvement. Recent data show violent offense rates trending down year over year (an improving trajectory that compares favorably to many neighborhoods nationwide), while property offense rates sit near national midpoints with modest declines. In metro context, this positions the area as competitive among Los Angeles neighborhoods rather than an outlier on either extreme.
Investors should interpret these signals at the neighborhood level rather than the block level and continue to monitor trends; steady or improving safety tends to support tenant retention and reduce turn-related costs over time.
Nearby employers span beverages, industrial gases, packaging, defense/public safety technology, and healthcare administration, providing a diversified employment base that supports renter demand and commute convenience for workforce tenants.
- Coca-Cola Downey — beverages (2.0 miles)
- Raytheon Public Safety RTC — defense & public safety operations (2.2 miles)
- Airgas — industrial gases (2.4 miles)
- International Paper — packaging & paper (5.5 miles)
- Molina Healthcare — managed care (10.5 miles) — HQ
Built in 1987, the asset is newer than the neighborhood’s average vintage and should compete well against older stock, while still warranting targeted modernization and systems updates to sharpen positioning. Based on CRE market data from WDSuite, the immediate neighborhood posts top-quartile occupancy within the Los Angeles metro, and the 3-mile radius shows a renter-occupied majority alongside a projected increase in household counts—even as total population edges lower—expanding the tenant base and supporting occupancy stability.
Elevated home values and ownership costs relative to national benchmarks reinforce reliance on rentals, which can aid pricing power and lease retention for well-managed communities. Amenity access is a plus, though average school ratings and limited childcare supply warrant attention for family-heavy unit mixes. Overall, the combination of durable renter demand, competitive vintage, and supportive location fundamentals frames a measured value-add or hold strategy.
- Top-quartile neighborhood occupancy in the Los Angeles metro supports stable leasing and renewals.
- 1987 vintage competes well against older stock with potential to unlock value through selective upgrades.
- High-cost ownership market sustains multifamily demand and pricing power for well-managed assets.
- Watchouts: below-median school ratings and limited childcare density may influence family-oriented leasing strategies.